A pest report can describe live termite activity, evidence of earlier activity, timber damage or conditions that increase risk. Those findings should not be treated as interchangeable. Read the exact wording and ask the inspector what is established, what is suspected and what remains inaccessible.
Through our independent inspector referral service, you can discuss the inspection scope with a professional. The NSW Government notes that a building report may describe visible termite damage but does not necessarily establish whether timber pests are still present. Confirm that a suitable pest assessment has actually been commissioned.
Separate activity from the extent of damage
Live activity concerns what was observed at inspection. Evidence of past activity may include workings or damaged timber, but does not by itself establish whether activity has ceased everywhere. Likewise, finding termites does not quantify all structural damage. Ask which observations support the report's conclusion.
A pest specialist may recommend further access or investigation, while a builder or structural engineer may be needed to assess affected construction. A treatment quote is not automatically a repair quote. Keep those scopes and costs separate.
Questions to take back to the inspector
- Where was activity or damage found, and which photographs and report sections document it?
- Which parts of the property could not be inspected, and why?
- Were moisture, timber-to-ground contact, stored timber or other risk factors observed?
- Does the report recommend additional investigation, and who is suitable to undertake it?
- What treatment history, maintenance records or monitoring information should be requested?
- What does any treatment proposal cover, and what ongoing inspections or maintenance does it require?
Read treatment records without assuming protection
Ask for the treatment date, provider, method, coverage and any available service records. If a seller mentions a warranty, obtain the written terms and confirm transferability, exclusions and maintenance conditions with the issuer. An invoice or sticker does not prove that there is no current activity or that all damage was repaired.
In a hypothetical purchase, the seller provides an old treatment invoice but the report records an inaccessible subfloor. The invoice is useful history; it does not resolve the current access gap. Ask whether safe access and additional assessment can be arranged before you rely on the finding.
Avoid disturbing evidence or attempting diagnosis
Do not damage timber, remove coverings or apply treatment yourself during a viewing. You may lack authority to alter the property, and disturbance can complicate assessment. Follow the inspector's instructions on preserving evidence and getting any further investigation authorised.
The report's scope, methods, accessible areas and inspection date all matter. No inspection can promise to detect every concealed infestation or prevent future activity. Ask what monitoring and property maintenance are recommended if you proceed, without turning those recommendations into a guarantee.
Coordinate with the contract timeline
Send significant findings to your conveyancer promptly. They can explain any relevant condition, required notice and available options. The pest inspector's technical conclusion does not decide your legal rights or require the seller to accept a price change.
For other condition findings alongside the pest report, see reading a building inspection report. Evaluate treatment, repair needs and uncertainty together rather than considering each document in isolation.
A common pest-report phrase
Does 'no evidence of active termites' mean no future risk?
No. It is a scoped observation at a particular time, not a prediction or warranty. Review inaccessible areas, risk factors and recommendations, and ask about ongoing inspection arrangements appropriate to the property.
Sources and further reading
NSW Government: pre-purchase inspection reports and their limitations
